Flat 6, Dell House, 87 The Dell, Birkenhead, Merseyside, CH42 1PW

Description

A ground-floor flat with one-bedroom and separate entrance. The accommodation comprises, a living room, a kitchen, a bedroom and a bathroom. The property is located close to the river, with good access to all amenities and transport links. The total approximate floor area, as taken from the EPC is 43m2. All services/appliances have not and will not be tested.

Accommodation

Living room, kitchen, bedroom and bathroom; separate entrance; ground-floor flat; approximately 43m2 total floor area.

Location

Located close to the river, with good access to all amenities and transport links.

Tenure / Property Information

Tenure	Leasehold
Lease	199 years from 2006; Title number: MS356638
EPC	Current Rating D
Council Tax	Band A
Services	All services/appliances have not and will not be tested.

Investment Analysis

The supplied Land Registry evidence shows five recorded sales at Dell House in December 2006: four at £80,000 and one at £95,000. These are completed sales but are approximately 20 years old and do not identify the individual flat, so they provide only a dated, location/building-level indication. A base GDV of £80,000 is used, with a supported evidence range of £80,000–£95,000. No current valuation, service-charge information or detailed condition evidence is supplied.

Investment Snapshot

Guide Price	£35,000 plus fees
HB Estimated GDV	£80,000
Estimated Monthly Rent	£650 pcm
Estimated Annual Rent	£7,800 pa
Gross Yield on Guide	22.3%
Gross Yield on Project Cost	21.6%

Strategy Recommendation

Potential low-entry BTL or BRRR candidate, subject to confirming the legal pack, lease costs, condition, achieved local rent and current resale value before bidding. Do not rely on the historical GDV without current evidence.

Works Required

No specific refurbishment works are evidenced. The flat should be inspected and all services/appliances tested where possible; any works, compliance items or common-parts liabilities should be confirmed from inspection and the legal pack.

Rental & Market Context

HB Estimated Market Rent

£650 pcm

Properties For Sale in CH42 | Rightmove — 1 bed — — Advertised asking rent

£650 pcm

Sold Comparables

The following completed sales were identified within approximately 5 miles:

Dell House, 87, The Dell, Birkenhead, Birkenhead, Wirral, Ch42 1pw 2006-12-21 · Flat/Maisonette · Leasehold	£80,000
Dell House, 87, The Dell, Birkenhead, Birkenhead, Wirral, Ch42 1pw 2006-12-21 · Flat/Maisonette · Leasehold	£80,000
Dell House, 87, The Dell, Birkenhead, Birkenhead, Wirral, Ch42 1pw 2006-12-21 · Flat/Maisonette · Leasehold	£95,000
Dell House, 87, The Dell, Birkenhead, Birkenhead, Wirral, Ch42 1pw 2006-12-21 · Flat/Maisonette · Leasehold	£80,000
Dell House, 87, The Dell, Birkenhead, Birkenhead, Wirral, Ch42 1pw 2006-12-21 · Flat/Maisonette · Leasehold	£80,000

Potential BRRR Position

Base Project Cost	£36,200
Base GDV	£80,000
75% Refinance	£60,000
Indicative Cash Left In	£-23,800
Equity Before Finance / Tax	£43,800

Using the £80,000 base GDV, 75% refinance is £60,000. Against the £36,200 purchase-plus-known-cost figure, this indicates £23,800 of potential gross capital release before finance, valuation, legal, tax and any refurbishment costs. The result is highly sensitive to the dated 2006 comparables and the absence of current valuation and lease-cost information.

Buy-to-Let Analysis

At the £35,000 guide, the single advertised asking rent of £650 pcm equates to £7,800 annually and a gross yield of 22.29% on the guide. Including the £1,200 minimum buyer premium gives an illustrative gross yield of 21.55% on £36,200 before finance, tax, service charges, insurance, maintenance, voids and legal-pack disbursements. The rent is advertised rather than achieved, and no service charge or ground rent is supplied, so net yield cannot be established.

Flip Analysis

Using the £80,000 base GDV and £36,200 purchase-plus-known-cost figure, the implied surplus before selling costs, finance, tax and any works is £43,800. A formal flip surplus cannot be confirmed because no supported selling allowance, current comparable evidence or refurbishment budget is provided. The £95,000 upper scenario is a historical comparable rather than a current valuation.

Investor Risks & Due Diligence

• The sold comparables are all from December 2006 and may not represent current market value.

• The comparables do not identify Flat 6 specifically.

• The £650 pcm figure is an advertised asking rent, not achieved rent.

• Service charge, ground rent and other lease liabilities are not supplied.

• All services and appliances have not and will not be tested.

• Additional legal-pack disbursements, search fees, seller-cost reimbursement, legal fees or transfer fees may apply.

• Condition and any refurbishment requirement are not evidenced.

• Finance, tax, valuation, legal and selling costs are excluded from the illustrative calculations.

Recommendation

Potential low-entry BTL or BRRR candidate, subject to confirming the legal pack, lease costs, condition, achieved local rent and current resale value before bidding. Do not rely on the historical GDV without current evidence.

Strategy Rating

HB Rating

★★★☆☆

Analysis Confidence

Confidence

Low-Medium

The property description, guide price, buyer premium, one rental asking figure and same-building completed sales are supplied, but the sales are dated 2006, the individual comparable units are not identified, and condition, service charges, ground rent, current valuation and disbursements are unavailable.